site questionnaire instructions and glossary 3/7/14 copying, dissemination or distribution of this...

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Copying, dissemination or distribution of this information is strictly prohibited.This information is confidential and for internal use only.

Site Questionnaire Instructions

& Glossary of Terms

IntroductionThe site questionnaire data you collect in the field is critical to producing a reliable Sales Forecast. It

provides key intelligence on site factors that significantly impact sales performance.

Time RequirementsCompleting the site questionnaire for a site normally takes about 1 1/2 – 2 hours per location.

Preparing for Each Site SurveyFirst, drive the neighborhood around the site to get a good overview of the trade area from which

your site is drawing. As you drive the area, pay attention to the quality, quantity, and apparent trends of

the demographics of the trade area (i.e., the people living in the area), the retail environment, and the

employment/office base. Note the visibility of your site and ingress/egress factors. Refresh yourself on

the traffic patterns and access corridors in the trade area. Note the competition in the trade area. Doing

so will help you develop comparative ratings for your locations.

After driving the trade area, park your car outside your site in a spot that gives you a good view of the site

and the surrounding area. From this vantage point, complete the majority of your questionnaire. For

existing restaurants, you will need to go inside the restaurant for some of the questions.

Instructions1. View the Area as a Customer Would.

Several questions ask you to rate the quality of a particular factor. In some of these cases, it will be

important to view these questions as if you were a Dunkin’ Donuts customer. For example, when

asked to rate the sign quality, imagine how a customer would interpret the signage. Is it visible,

legible, in good condition, etc?

2. Be as Accurate as Possible.

The site questionnaire gives a detailed look at the specific characteristics about a Dunkin’ Donuts

store. It is important that the questionnaire be completed accurately.

3. Use Your Judgment.

Several questions require your judgment. For these questions, choose the answer that best fits the

site you are evaluating. Choosing a response that is off by one category will have only a small

impact on the model or this site's evaluation. Your main objective is to be as consistent as possible

from site to site.

4. When in Doubt, Re-Read the Question.

When in doubt on the meaning of a question, re-read the question and answer it as literally as you

can. Oftentimes, your response to the first “reading” of a question is most correct. For issues with

specific terms used in a question, please refer to the glossary of terms in this document.

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5. Be Conservative.

If you are on the fence on how to rate qualitative questions, err on the side of being “too tough”.

For example, if you are deciding whether to answer something as “average” versus “above

average,” always choose the more conservative answer – “average.” Also, try not to let a

competitor’s past sales history influence your judgments.

6. Complete an Answer for all Questions.

Answer all questions. Do not skip any question. All questions must be answered to generate a Sales

Forecast.

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Discussion of Selected QuestionsThis details terms utilized on specific questions included in the Site Questionnaire. This section isfollowed by an alphabetized glossary of general terms. If after reading these sections, you have anyunanswered questions, please contact [email protected].

TRADE AREA ASSESSMENT

Q1. Trade Area Location

Trade area location refers to the type of trade area in terms of density and character of the area.

This is different than the shopping environment in question 27 because it defines the broader

nature of the area. The distance that it encompasses will vary between locations, but will

generally be up to 1/2 mile. In thinking about trade areas in general, note that metropolitan areas

become less dense as you move further from the inner core (central city or CBD). Beyond the

central city (CBD) is a band of development that is urban and part of the incorporated city.

Beyond this urban band will be suburbs that exist as separate cities, but are part of the greater

metropolitan area. Although metropolitan areas do not develop as uniform circles, the diagram

below helps visualize the relative position between central city, urban, and suburban with

diminishing densities as you move out. Beyond the metropolitan area and its suburbs are small

towns and rural areas. The trade area types below are grouped such that you have 1 small town

rural choice, 3 suburban choices, and 1 central city/urban choice. They are listed in order of

diminishing densities.

Small Town/Rural refers to a site located in a town with a population of 35,000 or less. Please

note, however, that this population is only a guideline and not a hard and fast rule. The

intent is to identify areas that behave like small towns. In some cases, these may be areas

with more than 35,000 in population. Small towns are situated far enough away from the suburbs

to not be considered part of the metropolitan area. In some instances you will have towns with

small populations adjacent to a larger suburb. Although their population would suggest that

mailto:[email protected]

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you consider them a small town, they are in fact functioning more like a suburb and should be

classified as such.

Suburban Neighborhood refers to a suburban location that draws primarily from the surrounding

neighborhoods.

Suburban Office Park refers to a suburban location that draws primarily from surrounding

office development.

Suburban Regional refers to a suburban location with a regional draw beyond the

neighborhood pull, attracting traffic from across the region as opposed to the immediate trade

area. Normally, a regional “pull” will occur when you have a major regional mall or power

center nearby, or there is an interstate or major highway that crosses through the area.

Urban/Central City refers to an area that is very dense (heavy residential population). It also

refers to downtown areas of major metropolitan cities.

Q2. Location in the Retail Trade Area

This question rates the “edginess” of the site. In essence, the rating gauges whether the site is

in the middle, more vibrant part of the trade area or more on the edge. Rate the current degree

that this location is on the edge versus in the middle of the surrounding retail trade area. Evaluate

at a 1/4 mile distance. The frame of reference is the side of the road that DD is located on in

relation to vehicles that pass in front of DD as they approach retail.

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Q3. Top 3 Competitors

Please identify the top 3 competitors to the Dunkin’ site. When considering your top 3

competitors, include all national, regional or local players. If only a local coffee/baked goods

competitor exists, and no other national or regional competitors exist, include this local

competitor in your top 3.

In an urban/central city area, think of those competitors located within approximately 2 blocks of

the site. In a suburban/small town or rural area, think of those competitors located within

approximately 1/2 mile of the site. For each competitor listed, provide the competitor’s name,

identify how far away from the site, and rate whether the site has a better, equal, or worse

position than each competitor. “Better position” means that customers can see the site more

easily (located on a corner, better signage, fewer or no barriers to visibility from the street, etc.)

and access the site more easily (have fewer turns in the road or through the shopping center, have

better parking options, etc.).

Q4. Top 3 Competitors (Total)

List the total number of top 3 competitors identified in the previous question. Possible answers

are: 1, 2, or 3. Please also indicate the distance in miles of the nearest of the top 3 competitors.

Values that are less than a mile should be expressed in decimals such as .25, .5, .75, etc. In

urban/central city environments, use .1 for 1 block, .2 for 2 blocks, etc.

Q5. Direct Competitors: DD Building (Answer for urban/central city only.)

If this store or prospective site is/will be located in an office building or any other type of building in

a downtown urban/central city area, please count the total number of competitors in the building.

TRAFFIC FACTORS

Q6. Speed Limit (Posted)

Indicate the posted speed limit for the address street and cross street.

Q7. Speed Limit (Observed – 6:00 am – 9:00 am)

Indicate the average actual speed that traffic goes for the address street and cross street between

6:00 a.m. and 9:00 am.

Q8. One-Way Roads

Identify whether the address street or cross street are one-way roads. Please do not include divided

state highways or roads.

Q9. Traffic Lanes

Excluding turning lanes, count the number of traffic lanes on the address street and cross street.

Count lanes for both directions. If there is no cross street, mark zero lanes.

Q10. Direct Access Traffic Aid

Identify whether there is a traffic aid that provides direct access and slows traffic into the

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parking for this site (i.e., power center, strip center, etc.). Do not consider traffic controls that

are more than 1 block away from the site and that do not provide direct entry. If the site is in a

shopping center and the traffic control allows for direct entry into the shopping center, this

counts as a controlled intersection that aids the customer in their direct access to the site.

Traffic controls include stoplights and stop signs. The “not applicable” categories refer to

situations in which there is no stop light or stop sign, no address or cross street, or no entrance

from that road to the site.

Q11. Traffic Direction & Quantity

Traffic Direction

In most cities and towns, there are well-established traffic patterns that people use to go to

work. In this question, we have identified the commute to work as the “AM Side” and the

commute back home as the “PM Side.” Tell us from your perspective, on which side of the

road is this site located. If you are not on a commuter path, the answer to be selected is “Both

sides have an even distribution of home to work and work to home traffic.” This question can

only be answered by field observation between the hours of 6:00 a.m. and 9:00 a.m.

The AM side of the road is determined by using industry standard definitions. These include

that DD is located on the side of the road where vehicles from residential neighborhoods pass on

their way to connect with interstate and state highways, and other commuter paths. Another

way to understand whether a prospective DD is on the AM side of the road is that vehicles from

the residential neighborhoods will travel directly in front of DD, on the DD side of the road, to

get to daytime traffic generators such as large schools, large employers, large offices and office

parks.

Quantity

In the second part, please rate the traffic on the address street for the 3-hour intervals listed.

Consider the quantity relative to your market and the impact of the quantity (i.e., congestion).

This scale is:

Very light = 1

Light = 3

Moderate = 5

Heavy = 7

Gridlock = 10

Q12. Traffic Count (Answer for suburban/small town or rural sites only.)

Conduct a traffic count on location from 6:00 am to 9:00 am that only includes the following.

Cars on the same side of the road as your site that have not yet reached the parking lot to your

proposed location.

Count cars that will have a right hand turn into the DD parking lot when they reach the site.

Sampling two different weekdays is optimal (Tuesday – Thursday). Use reasonable efforts to

obtain the most accurate count possible based on your local knowledge of the trade area’s traffic

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patterns during this time period. For example, a 15-minute sample may or may not be

representative.

Q13. Traffic Flow Weekday &

Q14. Traffic Flow Weekend

Rate the weekday and weekend traffic flow on the address street, cross street, and/or major

highway using the average morning “busy” traffic pattern (6:00 am – 9:00 am) as your point of

reference. Think about the amount of traffic and the typical road conditions on the address

street, cross street, and major highway.

Address Street - In all cases there will be an address street. This is the road that the site has

frontage on and most often will be the actual street address.

Cross Street - In most cases, there will also be a cross street. This is the nearest “named”

cross street. However, some of the time, the nearest cross street will be too far away to be

meaningful. In this instance, mark “Not applicable” in the cross street column.

Major Highway - In some cases, there will also be a major highway that is close enough to

impact the traffic that passes by the site. When there is a nearby highway, evaluate the

traffic flow on this highway. If all the major highways are too far away to influence the

traffic around the site, then mark “Not applicable” in the major highway column.

Note: Bear in mind that traffic flow is not only the number of vehicles that pass by. It is also a

measure of the road conditions and how well the road can handle the amount of traffic on it.

When providing a rating, please set aside temporary events such as traffic accidents, holidays,

road construction, etc. that are not reflective of the normal pattern.

Q15. Visibility (Vehicular)

Rate the visibility (ability to view the site and the planned signage) from the address and cross

streets, and major highway. Consider visibility from both traffic directions. Visibility includes

seeing the building and/or signage from a distance as well as the length of time it can be seen

prior to turning into the site. High-speed traffic situations will reduce the length of time that a

customer can view the site in time to make a purchase decision. Consider whether other buildings

or landscaping obstruct the ability to see the site. Consider whether the site sits above, below,

or equal to the road grade.

Q16. Freeway Entrance Distance &

Q17. Freeway Exit Distance

If there is a freeway within 1/4 mile of the site, identify the distance of the freeway entrance and

exit from the site.

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Q18. Employment Access (Driving) (6:00 a.m. – 9:00 a.m.) &

Q19. Residential Access (Driving) (6:00 a.m. – 9:00 a.m.) &

Q20. Retail Access (Driving) (6:00 a.m. – 9:00 a.m.) &

Q21. Employment Access (Walking) (6:00 a.m. – 9:00 a.m.) &

Q22. Residential Access (Walking) (6:00 a.m. – 9:00 a.m.) &

Q23. Retail Access (Walking) (6:00 a.m. – 9:00 a.m.) &

These questions evaluate the residential, retail, and employment access to the site from a pedestrian

and vehicle perspective between 6:00 a.m. – 9:00 a.m. The point of reference for urban/central

city sites is 1/4 mile and for suburban/small town or rural sites is 1/2 mile. Access refers to the

ability of customers to reach a site. Considerations that can contribute to a positive rating include:

There is no unusual geography that “locks” the site such as rivers, mountains, freeways,

railroad crossings.

There are major arterial roads that lead to the site.

The route is straight rather than circuitous.

The route does not require the negotiation of several difficult intersections.

The route has stoplights or other traffic controls.

The presence and proximity of mass transit options.

Whether the location is positioned directly on a corner.

Whether there are entrances from both the address and cross streets.

Consider these points when distinguishing between residential, retail, and employment access.

The focus is access from neighborhoods within 1/4 mile (urban/central city) and 1/2 mile

(suburban/small town or rural) to the site; access from shopping areas within 1/4 mile

(urban/central city) and 1/2 mile (suburban/small town or rural) to the site; and access from

office/employment concentrations within 1/4 mile (urban/central city) and 1/2 mile

(suburban/small town or rural) to the site.

Q24. Mass Transit Station (Total) &

Q25. Mass Transit Station (Train) &

Q26. Mass Transit Station (Bus) &

Count the number of mass transit stations within 1 block on the address street and cross street.

Include a total count of all mass transit types such as such as train, bus, subway, etc. In separate

questions, count the number of train/subway stations versus bus stations.

SITE LOCATION

Q27. Shopping Environment

Select from the categories listed. Definitions are:

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Strip Center is a shopping center with a string of tenants, often linearly situated. They may

or may not have an anchor tenant, but will not have “big box” anchors (see examples of big

boxes in the power center description below). Oftentimes, they will have a grocery store

anchor. Other times, they will not have an anchor tenant and will be unnamed. However,

please note that a 2-string or 3-string row of tenants is most probably not a strip center. Part

of the decision on whether the site is part of a strip center rests with the size of the retail

configuration. The best test is to locate other nearby shopping centers that are unmistakably

strip centers and compare your subject site to these. If the retail configuration of your

subject has the same hallmarks of other nearby strip centers, then it is a strip center. If it

does not, it is a retail street. Typically, strip centers only draw traffic from the immediate

trade area they are located in. The size of the trade area will vary depending on the density of

the area. Think of strip centers as having a neighborhood draw. In some regions, strip centers

are also referred to as strip malls.

Power Center is a type of shopping center with multiple “big box” retailers. “Big boxes”

occupy a footprint of 25,000 square feet or larger. Examples of big box retailers would

include: Wal-Mart, Target, Home Depot, Lowe’s, Toys R Us, Barnes and Noble, Circuit

City, Old Navy, Office Depot, Office Max, Bed Bath & Beyond, Best Buy, Academy,

Michael’s, PetSmart, Rooms to Go, etc. However, you must be careful not to assume that

the presence of one of these automatically makes it a power center. Power centers are

differentiated from strip centers by not only the presence of big box retailers, but also the scale

and dimension of the center. Power centers will be larger, have multiple big box retailers, and

draw business to them from further away than the immediate trade area. The presence of a

Super Wal-Mart or Super Target is often an indicator of a power center.

(Specialty) would have multiple upscale anchors and look and feel on the whole like

a specialty center. Examples of higher-end retailers would be: Pottery Barn,

Williams-Sonoma, Ann Taylor, Gap, Banana Republic, Crate & Barrel, Lord &

Taylor, Talbot’s, etc. It is possible to have a discounter such as Target in a

“specialty” power center, but along with the Target would be numerous upscale

retailers. The general guideline is to look for an overall impression of higher-

end shops. In an existing center, if it appears there is an even mix of specialty

and discount tenants, observe the type of parked vehicles as a gauge of whether

the center is primarily specialty or primarily discount. A preponderance of

higher-end vehicles would suggest the power center is specialty.

(Discount) would have one or more discount-type retailers and look and feel on

the whole like a discount center . Examples of big box discount retailers would

be: Target, Super Target, Wal-Mart, Super Wal-Mart, and Kmart. Look for the

presence of lower-end retailers such as Ross, TJMaxx, Payless, Dollar General,

etc. The general guideline is to look for an overall impression of lower-end,

discount shops.

Enclosed Indoor Mall* is a traditional enclosed mall with one or more department store anchors

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such as Sears, JC Penny, Dillard’s, Marshall Fields, Mervyns, Macy’s, and Nordstrom.

Highway Location is a site located directly off an interstate or major highway, often but not

always on the frontage/service road or travel plaza, rest stop. The distinguishing characteristic

of a highway location is that it exists primarily to service travelers on the highway. These

types of sites should not be confused with locations that are on the frontage road and part of a

shopping center. If the site is part of a shopping center (strip center, power center, lifestyle

center, or mall), then it is not a highway location even if it is located on the service road to

the highway.

Street Location is any Dunkin’ located directly off the street that is not part of a shopping

center or mall. In this context, shopping centers refer to strip, power, lifestyle/town centers,

and malls. There may be shopping centers nearby, but DBI is not considered a part of the

shopping center. In an urban/central city environment, this is a storefront location with

residences or other businesses on the floors above the street level.

Downtown Urban Center is a location in the Central Business District (CBD), which means it

is part of the core downtown commercial/office area.

Please note that a Dunkin’ located on a pad site (freestanding building or multi-

tenant building) of a strip center, power center, indoor mall, or lifestyle center

should be associated with the type of center the DBI is located in. For example, a

Dunkin’ on a pad site of a power center would be marked as a power center

shopping environment.

*Enclosed indoor mall locations have not been modeled due to an insufficient sample size. When

a sufficient sample has been collected to build this model component, these sites can be run

through the Sales Forecast.

Q28. Site Location

In-line sites are located in a strip or power center, and have other businesses on both adjacent

sides of a linear arrangement of retailers/shops/restaurants.

Endcap (Exterior) sites are located in a strip or power center, and are on the end at the corner of a

linear arrangement of retailers/shops/restaurants. Exterior refers to the “true” endcap where

the site has a strategic advantage to the other sites in the center because it is highly prominent

and visible.

Endcap (Interior) sites are located in a strip or power center, with stores on 1 side and a

small insignificant break on the other. Technically this looks like an endcap, but functions as

an interior, in-line location.

Multi-Tenant Pad sites are those where Dunkin’ is in a building shared by other tenants on the

pad of a shopping center.

Freestanding Pad/Building Sites are sites where Dunkin’ is in a building by itself, either off

the street or on a pad site of a shopping center. Pad sites are usually on the perimeter of the

shopping center.

Convenience/Gas Store are sites where Dunkin’ is located inside a gas/convenience store.

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Enclosed Mall (Inside)* is a site located inside a traditional enclosed mall.

Storefront (In-Line) is a site where Dunkin’ is located in a downtown environment with

retailers on both sides.

Storefront (Endcap) is a site where Dunkin’ is located in a downtown environment with a

retailer on only 1 side

*Enclosed mall (inside) locations have not been modeled due to an insufficient sample size.

When a sufficient sample has been collected to build these model components, these sites can

be run through the Sales Forecast.

Q29. Site Orientation

Site orientation refers to a location’s orientation to the nearest street intersection. If the site is

part of a shopping center, inside a convenience store, or office building, identify the corner

orientation of the shopping center, convenience store, or building.

Corner Full Access sites are corner locations with access from both the address and cross

streets.

Corner Limited Access sites are located at an intersection with access from only 1 street.

Off Corner sites are visible from the intersection but are not located directly on the corner.

Midblock sites are located toward the middle of the block, with access from 1 street only.

Enclosed Mall (Inside) is a site located inside the mall.

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Q30. Strategic Position of the Site

Please rate the strategic position of this DBI site relative to all other businesses (including

competitors) in the same shopping center with Dunkin’. If the site is not in a shopping center,

please compare the site to other businesses on the same block. You cannot rate this site better

than “weak” if you have a less prominent or accessible position than other businesses. Assume

that availability of space and cost is not a concern. If there is a better site (better visibility,

access, corner location, parking, etc.), do not rate the site’s strategic position as “stronger.”

When considering whether there is a better site, think about all businesses, not just Dunkin’

competitors. Consider who has the corner position, visibility and access, parking and signage,

etc.

Q31. Foot Traffic Weekday (6:00 a.m. – 9:00 a.m.)

Rate the number of people who walk past the site on weekdays between 6:00 a.m. – 9:00 a.m.

Rate the foot traffic within 1 block of the site and interpret average as 100 people per hour for

urban/central city, and 25 people per hour for suburban/small town or rural. In most

suburban/small town or rural areas, foot traffic will be nominal and most likely rated “below

average.” In dense urban/central city areas, foot traffic will have more impact.

Q32. Visibility (Pedestrian) (Answer for Urban/Central City Sites only)

For urban/central city sites, rate the visibility (ability to view the store building and any signage)

from the perspective of a pedestrian for the address and cross streets. Consider visibility in both

directions.

Q33. Obstructions to View

As you approach the site on the address street, identify whether there are buildings, landscape,

street lamps, wiring, flags, etc. in between the site and the address street that obstruct clear

visibility of the site and that may impact customer reaction time. Landscape in this context is

defined as trees, shrubs, or other plant materials that are of a sufficient height to partially or

completely obstruct the view of the building and/or signage. Do not consider obstructions

found on the cross street. Question 15 (Visibility) allows you to take into account the impact of

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any obstructions found on the cross street.

Q34. Lighting

This question asks you to rate the lighting in the parking areas that customers use to visit the

site. The rating should be based on the lighting as compared to direct competitors. If the parking

areas are better lit, then mark “DD’s lighting is better than competitors.” If fairly equal, the

rating would be “DD’s lighting is equal to competitors.” If the parking area is not as well lit as

those for competitors, then the rating would be “DD’s lighting is worse than competitors.”

Consider the total number of light poles on the property in the rating.

Q35. Sign Quality

For an existing store, rate how this store’s signage compares to all other signs (other

restaurants and other businesses) in the immediate area. For a prospective site, provide a rating

based on the anticipated signage typical for the planned asset type. Consider the number and

dimensions, the overall visibility from every direction, and their readability and condition.

Q36. External Sign Types

Count the number of exterior signs by category as defined below. Count planned signs for

prospective sites.

Pylon signs are signs mounted on a pole, with sufficient dimensions to be visible from the road

at greater distances than signs on the building.

Monument signs are signs on the entrance to a shopping center. Often, these entrance

monument signs are brick or stone structures.

Wall signs are located on the outside wall(s) of the building.

Q37. Awnings

Identify the number of awnings and whether they have a Dunkin’ branding (logo, color, lettering). If

this is a prospective site, answer for the planned awnings.

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Q38. Building Condition

Identify the physical building condition of this Dunkin’ Donuts. It is assumed that when a DD

opens, whether as a ground-up construction or a building remodeled from a previous use, the

interior will always be rated as “new looking, well-maintained”. The exterior building condition

will be graded as choice “new looking, well-maintained” if the site is a new construction. If the

site is a remodeled building from a previous use, it should be graded as a 1, 2, or 3.

Q39. Drive-Thru

Identify whether this site has a drive-thru and rate the visibility of the drive-thru sign from the

address street. If this is a prospective site, answer for the planned drive-thru.

Q40. Distance from Road

Identify the distance in feet of this site from the address street. This is also known as setback. If

this is a prospective site, answer for the planned setback.

SITE LOCATION

Q41. Entrances to Site

Count the number of entrances that the site can be accessed from the address street and cross

street. These are the number of curb cuts directly to the parking area for the site, including the

curb cuts to the shopping center in which Dunkin’ is located. Some sites (e.g., urban/central city)

may not have curb cuts or parking areas.

Q42. Ingress (6:00 am – 9:00 am)

Ingress refers to the ability of the customer to enter the parking lot or parking area of this site

from the address street and cross street between 6:00 am – 9:00 am. If the site does not have an

adjacent parking area and only has street-level parking (i.e., urban/central city), then ingress by

a vehicle is not applicable. Evaluate the ingress from both traffic directions.

Barriers to ingress would include medians or traffic lights that cause vehicles to back-up in front

of the entrances, or high-speed traffic that prevents customers from slowing down and entering.

Consider the following factors when making your determination.

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Turn into the site is safe and easy.

Site is at a signalized intersection.

Turn lane exists for turn into the site.

Speed limit is posted on the address street.

No median (highway divider) exists to prevent turning into site.

Entrance located on a frontage road.

Entrance is clearly marked and visible.

Traffic flow does not impede or delay access to site.

Keep in mind that all sites will have an address street, but some will not have a cross street or

major highway that is applicable to the site. However, guard against indicating “not applicable”

for the cross street when the better answer is “difficult.” If there is a cross street within 1/2 mile,

it most often has a bearing on the site and should be marked appropriately rather than claiming

that the cross street is too far away to be applicable.

Q43. Egress (6:00 am – 9:00 am)

Egress refers to the ability of the customer to exit the parking lot or parking area of this site to

the address street and cross street between 6:00 am – 9:00 am. If the site does not have an

adjacent parking area and only has street-level parking (i.e., urban/central city), then egress by a

vehicle is not applicable. Evaluate the ingress from both traffic directions.

Barriers to egress would include some of the same factors listed above for ingress. Also, similar

to ingress, follow the same guidelines for deciding whether there is an applicable cross street.

CAPACITY

Q44. Square Footage

If this is an existing store, provide the square footage of the DD or DDBR building. If this is a

prospective site, provide the anticipated square footage of the DD or DDBR building based on the

planned asset type. Total square footage includes front of house and back of house.

Q45. Convenient Parking Spaces

Count the number of “convenient” parking spaces available in an existing development. With

prospective stores in a new (planned) development, refer to the site plan drawing to estimate the

number of spaces.

Only count shared spaces immediately adjacent to the store and considered “convenient” for our

typical customer.

Do not count handicap accessible parking spaces.

Take into consideration parking spaces that will be shared with other tenants that also have an

AM business.

Q46. Parking Shortage (6:00 a.m. – 9:00 a.m.)

Assess whether the existing store or prospective site has a parking shortage between 6:00 a.m. –

9:00 a.m. Consider whether or not restaurant sales will be impacted due to insufficient parking. If

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this site is in an urban/central city area with no parking, please mark that there is a parking

shortage.

Q47. Shared Parking Options

Indicate whether this site has shared parking available and estimate the distance in blocks from

the site. Shared parking types include a shopping center parking lot, parking garage, paid parking

lot, free parking lot, and street parking. Please mark zero if the shared parking is on the same block

(urban/central city) or same shopping center (suburban/small town or rural).

Q48. On-Street Parking Only

Indicate whether this site only has street level parking. That means it is in a location that does not

have shared parking as with a shopping center parking lot, parking garage, or downtown paid

parking lot.

Q49. Access Points

If this is an existing store, count the number of access (entry) points into the DD or DDBR across

three frames of reference: street level access, from inside a building or mall, and/or from inside a

protected building connector such as the skywalk in Minneapolis. If this is a prospective site, you

will be anticipating the number of access points based on the planned asset type and the site’s

placement inside a building or mall.

Q50. Building Connectors (Answer for urban/central city only)

Indicate whether the site is located inside a building that has some type of building connector

(breezeway, tunnel, etc.) that connects the building that Dunkin’s is/will be located in to another

building.

Q51. Seating Capacity &

Q52. Seating Adequacy

Count the total number of dining area seats in an existing store. Assess whether this is sufficient

seating to accommodate heavy customer traffic. If this is a prospective site, provide the

anticipated number of seats based on the average number of seats typical for the planned asset

type. Based on your experience, evaluate whether this is likely to be a sufficient number of seats.

Q53. Restaurant Hours

If this is an existing store, provide the total number of hours this DD or DDBR is open for an

entire week. If this is a prospective site, provide the anticipated number of hours based on what is

considered average for the system. Examples include 168 for 24-hour sites and 119 for 5:00 a.m.

– 10:00 p.m. A location with a 24-hour drive-thru would be considered a 24-hour store.

Q54. Additional Considerations

Read through each factor listed on the questionnaire and mark all that are associated with this site

that may impact sales.

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CONVENIENCE STORE

Q55. Convenience Store (C-Store) &

Q56. Separate Entrance for C-Store &

Q57. Fueling Stations &

Q58. Canopies &

Q59. Full-Service vs. Self-Service &

Q60. Strategic Position of the C-Store/Gas Station &

Q61. Other Businesses in the C-Store

These are questions about gas/convenience stores or sites. If this site is planned for a

gas/convenience store, then provide answers as indicated. If this is not a gas/convenience site, then

mark “no” and “not applicable” to the questions.

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Glossary of Terms

AccessThe ease or difficulty in getting from major traffic arteries to a convenient placeto park for the site.

Address StreetThe road the site has frontage on that bears the heaviest traffic and is the address

street name.

Barrier

A complete or partial blockage such as a curb or median, turn lane, rumble strip, easy

U-turn or extremely heavy traffic that prevents left turn traffic from entering a site.

There are also socioeconomic barriers based on demographics and/or highway

barriers.

Big Box A retailer whose building occupies a space of 25,000 square feet or larger.

Blade SignA sign type defined by its placement on the exterior building at a perpendicular

angle to the surface of the building.

Brand

RecognitionFamiliarity of a concept within a market.

CompetitionAny other business a customer thinks of when making a decision to buy a product

that you offer. There are two categories of competitors, direct and indirect.

CommutersIndividuals who do not live in the trade area but travel past your location each day

on their way to and from work.

C-Store An abbreviation for convenience store.

Corner Full

Access

A site orientated at the corner of a street intersection with access from both

intersecting streets.

Corner Limited

Access

A site orientated at the corner of a street intersection with access from only one of

the intersecting streets.

Critical Factors

(aka Additional

Considerations)

Site factors that have the potential to impact sales performance either positively or

negatively.

Cross Street The nearest named intersecting (or perpendicular) road to the address street.

Daytime Activity

The overall activity generated in the daytime within a specific mile radius by such

generators as employment, schools, retail shops, restaurants, professional and

repair services, etc.

Downtown Urban

Center

A storefront site located in the core downtown commercial or office area of an

urban center.

Drive-by

Influence

A measure of the likelihood that drive-by customers will make unplanned stops

based on the site’s drop-in features.

Edge Site

A location away from convenient and comfortable shopping and near the boundary of

a strip center, mall pad, or retail trade zone, with vacant land, low-income housing,

or other non-supportive development on the other side of the boundary.

Egress The ability to exit from the site to each road/vantage point.

Employment

Access

The degree of ease or difficulty in driving from offices, factories, and other non-retail

business employment sources to a site.

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Endcap

(Storefront)A corner downtown urban site.

Endcap

(Exterior)A shopping center site located at the corner of a linear arrangement of businesses.

Endcap (Interior)A shopping center site with another tenant located on one side and a small,

insignificant break on the other side, functioning more like an in-line site.

Enclosed Indoor

MallA traditional mall with all tenants under one common roof.

Evening ActivityThe combined retail, dining, and entertainment activity within a specific mile

radius.

Freestanding Pad A pad site in a shopping center with only one tenant that occupies the building.

GLAAn abbreviation for Gross Lease Area that is a square footage assessment of the

amount of space in a building or shopping center that is available for lease.

Highway

Location

A site located directly off an interstate or major highway, often but not always

on the frontage/service road or travel plaza, rest stop. The distinguishing

characteristic of a highway location is that it exists primarily to service travelers

on the highway. These types of sites should not be confused with locations that are

on the frontage road and part of a shopping center. If the site is part of a shopping

center (strip center, power center, lifestyle center, or mall), then it is not a highway

location even if it is located on the service road to the highway.

Home QualityA composite index value of the overall rating of a location’s residential population

density and characteristics as measured against demand profiling unique to your

concept and assessed thru consumer research.

Ingress The ability to enter the site from each road/vantage point.

In-line A site located in a shopping center with other tenants on both adjacent sides.

In-line

(Storefront)A downtown urban site with businesses on both adjacent sides.

InterstateRefers to any major highway/freeway with multiple lanes where the speed limit is

55 or greater.

Linkages

People tend to combine (link) their activities in a way that multiple stops occur in a

single visit to a trade area to maximize the time and effort expended to accomplish

various tasks. The presence of a business within 1/4 mile of a site is considered a

linkage.

Midblock A site orientated toward the middle of a block with access from only one street.

Monument Sign A sign type defined by its placement at the entrance to a shopping center.

Multi-tenant PadA pad site of a shopping center with two or more tenants that share the same

building.

Power Center

(Discount)

A type of shopping center, larger in scale and dimension than a strip center, with

multiple “big box” retailers (i.e., 25,000 square feet and larger), some of which that

are discount-focused, that draws traffic from further than the immediate trade area.

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Power Center

(Specialty)

A type of shopping center, larger in scale and dimension than a strip center, with

multiple “big box” retailers (i.e., 25,000 square feet and larger), some of which that

are higher-end shops that draws traffic from further than the immediate trade area.

Off CornerA site orientated near the corner of a street intersection (one or two businesses

removed from the corner) with access from only one of the intersecting streets.

Office Activity A rating of the office density of a site within a specific mile radius.

Office GrowthA measure of the amount of observed growth or decline in office developments

within a specific mile radius.

Pylon SignA sign that is mounted on a pole, with sufficient dimensions to be visible from the

road at greater distances than signs on the building.

Residential

Access

The degree of ease or difficulty in driving from the immediate, surrounding

residential areas to a site.

Residential

Growth

A measure of the amount of observed growth or decline in residential neighborhoods


Restaurant

Activity

Restaurant Row

A rating of the restaurant density of a site within a specific mile radius.

An area characterized by numerous large-scale restaurants with a well-known

reputation as a restaurant corridor where the focal point that draws people to the area

is the restaurant, not retail, activity.

Retail AccessThe degree of ease or difficulty in driving or walking from the immediate,

surrounding retail areas to a site.

Retail Activity A rating of the retail density of a site within a specific mile radius.

Retail GrowthA measure of the amount of observed growth or decline in retail developments


Retail Quality

A composite index value of the overall rating of a location’s retail density as

measured against demand profiling unique to your concept and assessed through

consumer research.

Road Grade

The position of the site relative to the road level (e.g., above grade would be situated

higher than the road surface, below grade would be lower, and at grade would be

level with the road).

Shopping

EnvironmentThe type of development that a site is located in (i.e., development strategy).

Sign QualityA measure of how a site’s sign compares with competitor’s signs in the immediate

environment.

Site Location A designation of whether a site is in-line, endcap, freestanding, etc.

Site OrientationA designation on how a site is oriented to the corner of the nearest intersecting

streets.

Site QualityA composite index value of the overall contribution and rating of a location’s site

characteristics that impacts sales performance.

Site Summary

Features

A composite index value of the overall contribution and rating of groupings of site

factors (i.e., access, building, traffic, shopping environment, linkages, activity,

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positioning).

Small

Town/RuralA type of trade area in a small town or rural setting.

Strategic PositionHow well (or poorly) your site is situated at the trade area level relative to direct and

indirect competitors and at the site level relative to all businesses.

Street Location A site located directly off the street that is not part of a shopping center.

Strip Center

A shopping center that draws from nearby neighborhoods and has at least 3 tenants

that share parking. It may be named or unnamed and it may or may not have an

anchor.

Suburban

Neighborhood

A suburban type of trade area with retailers that draw traffic from nearby residential

neighborhoods.

Suburban Office

ParkA suburban type of trade area with a dense office development corridor.

Suburban

Regional

A suburban type of trade area with retailers that draw traffic from across the region

as opposed to the nearby neighborhood.

Trade Area The geographic core from which a store gets 70% - 80% of its customers from.

Trade Area

Quality

A composite index value of the overall rating of a location’s trade area

characteristics as measured against demand profiling unique to your concept and

assessed thru consumer research.

Traffic FlowA measure of traffic volume relative to the arterial size, reflective of conditions in

that city or town.

VisibilityThe degree to which your restaurant’s building and signage are recognizable from

the road.

Wall Sign A sign type defined by its placement on the exterior building surface.

Work Quality

A composite index value of the overall rating of a location’s daytime population

density and characteristics as measured against demand profiling unique to your

concept and assessed through consumer research.

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